Frequently asked questions

Oliva is a Dubai real estate investment platform that uses data and AI to help investors discover, evaluate, and purchase property. We provide data-driven scoring, market analytics, and end-to-end transaction support. Oliva scores are analytical tools for comparing projects, not personalized investment advice. All investment decisions are yours alone.

Visit joinoliva.com and click "Sign Up." Enter your email address and create a password. You will receive a verification email to confirm your account. Once verified, you can start browsing properties immediately.

Browsing properties, using the Oliva Score, and accessing market data are free. Our revenue comes from transaction facilitation when you purchase a property through the platform. There are no subscription fees for investors.

Oliva lists off-plan and completed residential properties across Dubai, including apartments, townhouses, and villas. We cover projects from major developers like Emaar, DAMAC, Sobha, Nakheel, and many others.

Yes. Oliva is designed for international investors. Non-UAE residents can browse, evaluate, and purchase freehold property in designated areas of Dubai. Our platform supports the entire process remotely, including KYC verification and digital document signing.

Use the Discovery page to browse properties. You can filter by area, price range, property type, developer, payment plan, and Oliva Score range. The search bar also supports text queries for specific project names or neighborhoods.

Oliva currently supports English, Spanish, Russian, Chinese, and Hindi. You can change your preferred language from the settings menu or the language selector in the navigation bar.

You can reach our team at hello@joinoliva.com. For account-specific issues, use the contact form in your profile settings. Our team typically responds within 24 hours on business days.

The Oliva Score is a proprietary rating from 0 to 100 that evaluates every Dubai real estate project across 6 dimensions: Financial Value, Market Dynamics, Location Quality, Developer Trust, Risk Assessment, Macro Context, and Liquidity and Exit.

The score is updated regularly as new transaction data, construction milestones, and market conditions change. Our automated data pipelines collect fresh information daily, and scores are recalculated accordingly.

We use DLD official transaction records, RERA registration databases, developer filings, rental market indices, macroeconomic data from government sources and FRED, and geospatial analysis for location quality assessments.

A score above 70 indicates strong overall quality with favorable investment characteristics. These projects typically offer competitive pricing, are in high-demand areas, and come from established developers with solid track records.

Yes. Click on any project to view its detail page. The score breakdown shows each of the 6 dimensions with individual sub-scores and a radar chart visualization for easy comparison.

No. The Oliva Score is an analytical tool, not financial advice. It provides a data-driven starting point for evaluation, but all real estate investments carry risk. Always conduct your own due diligence and consult with qualified advisors.

Low scores can result from overpricing relative to the area average, untested developers, areas with oversupply risk, poor location metrics, or regulatory concerns. The score helps you identify these risk factors quickly.

Yes. Use the comparison feature on the Discovery page. Select up to three projects and compare them across all 6 dimensions, including price per square foot, rental yield, developer metrics, and location quality.

The Macro Context and Location Quality dimensions factor in planned infrastructure (metro expansions, new highways, retail developments) when publicly announced by government sources. This forward-looking element helps capture future growth potential.

Unlike simple star ratings or subjective reviews, the Oliva Score is fully quantitative and based on verified data from DLD, RERA, and other official sources. It covers 6 distinct dimensions, giving you a 360-degree view rather than a single metric.

Your match is computed from six dimensions of your investor profile (purpose, risk tolerance, horizon, budget, preferred bedrooms, financing preference, handover timeline) and weighed against each project's fundamentals. Archetypes like "Balanced Yield Investor" bias the calculation toward the dimensions that matter most to that profile.

The Match is personal. It depends on your budget, your risk tolerance, and your goals. We can't compute a personalized score without knowing the inputs. Registration is free and takes about 60 seconds.

Your Preference Match for every project recalculates the next time the page loads. If your budget or horizon changes, so does the fit.

No. Your investor profile is stored against your account only. We use it to rank projects for you. We never share it with developers or third parties.

Once you have selected a project and unit type, click "Express Interest" on the project page. Complete the required KYC verification if you have not already done so. Our team will connect you with the developer or their authorized agent to discuss terms and pricing.

Yes. Dubai real estate transactions require identity verification. You will need to upload a valid passport, proof of address, and source of funds documentation. The process is fully digital through our platform and typically takes 1 to 3 business days.

After expressing interest, expect 1 to 2 weeks for initial discussions and SPA review, followed by signing and paying the booking deposit. The total timeline from first contact to Oqood registration is typically 2 to 4 weeks.

In many cases, yes. Developer pricing is sometimes flexible, especially for bulk purchases or during promotional periods. Our team can advise you on negotiation strategies based on current market conditions and comparable transactions.

A booking deposit (typically 5% to 10% of the purchase price) secures your unit reservation. This amount is paid to the developer escrow account and is credited toward your total purchase price. The exact amount varies by developer and project.

Cancellation policies vary by developer. Some allow cancellation within a cooling-off period (typically 14 to 30 days) with a partial or full refund. After signing the SPA, cancellation terms are governed by the contract. Always review the cancellation clause before signing.

You will need a valid passport, proof of address (utility bill or bank statement dated within 3 months), source of funds documentation, and a completed KYC form. For corporate purchases, additional documents like trade licenses and board resolutions are required.

Yes. Oliva supports fully remote transactions. Documents can be signed digitally or through power of attorney. Many developers accept remote buyers. Our team coordinates the entire process on your behalf.

Most Dubai developers offer construction-linked payment plans such as 60/40, 70/30, or 80/20 splits between construction and handover. Some developers offer extended post-handover plans (1 to 5 years), which help spread the cost further.

Yes. Several UAE banks offer mortgages to non-residents, typically at 50% to 60% loan-to-value (LTV) for non-residents, compared to 75% to 80% for UAE residents. Interest rates vary between 3.5% and 5.5% depending on the bank and your profile.

Pre-approval is a preliminary assessment from a bank confirming how much you can borrow. It does not guarantee final approval but gives you confidence in your budget before committing to a purchase. Pre-approval is typically valid for 60 to 90 days.

Navigate to the Finance section of the platform and click "Get Pre-Approved." Complete the application form with your income, employment, and financial details. We work with multiple bank partners and can present you with competitive offers.

Mortgages for off-plan properties are limited. Most banks require the property to be at least 50% complete or near handover before issuing a mortgage. For early-stage off-plan purchases, developers payment plans are the primary financing tool.

Post-handover payment plans allow you to continue paying the developer in installments after receiving the property keys. This means you may start earning rental income while completing your payments, which can offset your costs. Rental income is not guaranteed and depends on market conditions, occupancy rates, and property-specific factors.

Yes. You will pay a 4% DLD registration fee, a 2% agency commission (if applicable), an Oqood registration fee (AED 5,250 for off-plan), and administrative charges. Oliva provides a complete cost breakdown for every transaction.

As of 2026, mortgage interest rates in Dubai range from 3.5% to 5.5% for residential properties. Rates depend on whether you choose a fixed or variable rate, the LTV ratio, your credit profile, and the specific bank. Fixed rates typically apply for 1 to 5 years before converting to variable.

An MoU (also called Form F in Dubai) is a preliminary agreement between buyer and seller that outlines the key terms of the transaction, including price, payment schedule, and conditions. It is typically used for secondary market transactions.

The SPA is the binding legal contract between the buyer and developer for off-plan properties. It specifies the unit details, payment schedule, completion date, handover conditions, and cancellation terms. Review it carefully before signing.

Oqood is the DLD system for registering off-plan property purchases. Once you sign the SPA and pay the initial installment, the developer registers your purchase with DLD through Oqood. The registration fee is AED 5,250. This registration protects your ownership rights.

At handover, the developer completes construction and invites you to inspect the unit. You conduct a snagging inspection to identify any defects. Once you accept the unit and pay any remaining balance, the developer transfers the title deed to your name at DLD.

For off-plan purchases, the process from signing to Oqood registration takes 2 to 4 weeks. Construction typically takes 2 to 4 years. For completed properties, the process from MoU to title deed transfer takes 30 to 60 days.

Snagging is a quality inspection conducted at handover where you identify construction defects, unfinished work, or items that do not match the SPA specifications. The developer is obligated to fix these issues before final handover. Many buyers hire professional snagging services.

In many cases, yes. Most developers allow contract assignment (also called flipping or novation) after a certain percentage of the purchase price has been paid, typically 30% to 40%. Assignment fees vary by developer, usually 2% to 5% of the sale price.

A title deed is the official DLD document proving property ownership. For completed properties, it is issued at the time of purchase. For off-plan properties, it is issued after handover and final payment. Keep your title deed in a safe location as it is your proof of ownership.

The Dubai Land Department charges a 4% transfer fee on the property purchase price. This is paid at the time of registration and is typically split between buyer and seller, though off-plan buyers usually pay the full 4%.

The standard agent commission in Dubai is 2% of the purchase price, paid by the buyer. This fee covers the agent services in facilitating the transaction. When buying through Oliva, commission structures are transparently disclosed on each project page.

Service charges are annual fees that cover building maintenance, common area upkeep, security, and amenities. They vary by building and area, ranging from AED 10 to AED 30 per square foot per year. You can find service charge information on the project detail page.

No. Dubai does not impose annual property taxes. There is a one-time 4% DLD registration fee at purchase. However, you will pay annual service charges and a 5% municipality housing fee (added to your utility bills if the property is rented or occupied).

The Oqood registration fee for off-plan properties is AED 5,250 (approximately USD 1,430). This is a one-time fee paid at the time of registering your off-plan purchase with DLD.

Yes. Mortgage buyers pay a 0.25% mortgage registration fee to DLD, bank processing fees (typically 1% of the loan amount), and valuation fees (AED 2,500 to AED 3,500). These are in addition to the standard DLD registration fee.

Oliva does not charge investors any platform or subscription fees. Our revenue is derived from our role in facilitating transactions. All applicable fees and commissions are disclosed transparently before you commit to any purchase.

Every project page on Oliva includes a complete cost breakdown showing the unit price, DLD fees, agent commission, Oqood registration, and estimated service charges. This gives you a clear picture of the total investment required before making any commitments.

Oliva uses industry-standard encryption for all data in transit and at rest. We comply with UAE data protection regulations and do not share your personal information with third parties without your explicit consent.

Yes. You can enable two-factor authentication (2FA) from your profile settings. This adds an extra layer of security by requiring a verification code in addition to your password when logging in.

Navigate to your Profile page and click "Edit Profile." You can update your name, email, phone number, and notification preferences. Changes to your email require re-verification.

Yes. Contact our support team at hello@joinoliva.com to request account deletion. Please note that active transactions must be completed or cancelled before account deletion. We will remove your personal data in accordance with applicable regulations.

Click "Forgot Password" on the login page and enter your email address. We will send you a password reset link. The link is valid for 24 hours. If you do not receive the email, check your spam folder or contact support.

KYC documents are securely stored using encrypted cloud storage. They are used exclusively for identity verification and regulatory compliance. You can view which documents are on file from your Profile settings.

Click the currency selector in the navigation bar or go to Profile settings. Oliva supports multiple currencies including AED, USD, EUR, GBP, and others. Prices are converted using real-time exchange rates.

Your investment activity is private and visible only to you and the Oliva team members involved in your transactions. We do not share individual investor data publicly or with other users.

Yes. Oliva Properties LLC is registered with RERA (Real Estate Regulatory Authority) under BRN 1573501 and is regulated by the Dubai Land Department. We operate in full compliance with UAE real estate laws.

RERA (Real Estate Regulatory Authority) is the regulatory body under DLD that oversees the Dubai real estate market. RERA issues licenses to agents and developers, manages escrow accounts, and handles disputes between buyers and developers.

Dubai escrow law (Law No. 8 of 2007) requires all off-plan payments to go into RERA-regulated escrow accounts. Developers can only access funds when they meet verified construction milestones. If a project is cancelled, buyers are entitled to refunds managed by the RERA cancellation committee.

Yes. Foreign nationals can own freehold property in designated areas of Dubai (such as Dubai Marina, Downtown, JVC, Business Bay, and many others). There are no restrictions on nationality, and the ownership rights are the same as for UAE nationals in these zones.

Freehold areas are zones designated by the Dubai government where foreign nationals can own property with full ownership rights. Most popular investment areas in Dubai are freehold zones, including Dubai Marina, Downtown, Palm Jumeirah, JVC, and Business Bay.

If a developer fails to deliver a project, RERA judicial committee steps in to manage the situation. Options include appointing a new developer to complete the project, refunding buyers from the escrow account, or liquidating the project assets.

No. In designated freehold areas, you do not need a local partner or sponsor to purchase property. The property is registered directly in your name with the Dubai Land Department.

Yes. Since April 2026, sole owners of any qualifying Dubai property in a freehold zone can apply for the 2-year renewable investor visa with no minimum property value. Joint owners must each independently hold at least AED 400,000 in the property. Properties valued at AED 2 million or above qualify for the 10-year Golden Visa, with off-plan and mortgaged property eligible following the February 2026 federal policy circular. These visas also cover immediate family members.